Planning Charrette
We solicited ideas on how to best prepare Seabrook for the future
On June 20, 2026, a Planning Charrette was convened at the Library to hear from Seabrook residents. The purpose of the session was to solicit input on some of the most challenging land use issues that face the town. The residents’ response helped to inform the content of the Future Land chapter of the master plan. The charrette was facilitated by Seabrook Town Planner Tom Morgan and Liz Durfee of EF Design & Planning.
Seen below is a graphic that helped to prompt discussion on the dimensional requirements in the zoning ordinance.
What is a Charrette?
“An intensive, collaborative workshop or design session where experts, stakeholders, and the public gather to solve complex problems and create a shared vision or plan. Commonly used in urban planning, architecture, and public policy, it is designed to compress months of planning into a focused, high-energy timeframe.” – Wikipedia
Issues Addressed at the Charrette
Housing for Seabrook Residents
Senior Housing
What can be done to make housing more affordable for Seabrook residents?
Should we adjust dimensional requirements in Zone 2R? Permit lots smaller than 15,000 square feet?
In 1995, Town Meeting reduced the mini-mum lot size from 30,000 sf to 15,000 sf.
Morgan stated that the advantages of permitting smaller lots include the following”
1) It permits Seabrook property owners to carve out lots for family members.
2) Little or no cost to Seabrook taxpayers.
3) This approach is more in keeping with Seabrook’s historic approach to housing.
A disadvantage is that out-of-town developers could take advantage of the regulations in a manner does not benefit Seabrook residents.
Charrette participants expressed little enthusiasm for reducing the minimum lot size or in adjusting other dimensional requirements. Concerns included the impact on taxes and the water supply.
Support was expressed for revisiting tiny houses (400 square feet) as exemplified by the cottage court (44 dwellings) off Back River Road in Dover. See pages 3-31 in the Housing chapter of this master plan. In response to a question about the difference between a cottage court and a manufactured home park, Morgan stated that the former is stick-built and designed by a professional architect, (and arguably more attractive) and that there is a very lengthy waiting list in Dover.
Water
How do we best protect our water supply?
A recent proposal near Ledge Road was cited as an example of the type of development that might pose a threat to the water supply.
It was agreed that purchasing land over the aquifer would be less expensive than cleaning up spills of hazardous substances.
If industry west of I-95 were transitioned away from the aquifer, where would it go? No one had a viable solution.
Can we ban PFAS? No, it is preempted by the state and federal governments.
It was suggested that the wastewater plant re-direct its discharge to western Seabrook so as to re-charge the aquifer.
Preparing for the Future
What should we be doing to prepare?
Morgan conveyed an advisory by the Sewer Department’s consulting engineers: A rising sea will force the abandonment of the wastewater treatment plant by 2050. Typically, it takes 10 to 15 years to bring a wastewater plant from the planning stage to completion.
The challenge is to find a new site on higher ground.
A participant asked if the plant can be moved in sections.
Another inquired about modifying the existing plant to withstand higher water. Morgan responded that such a plan is underway, but that it will only gain us 25 years. It is not a long-term solution.
The group agreed that a study should be undertaken to identify a suitable site for a new plant.
Should there be more senior housing? The Housing Authority currently houses 115 residents in 80 apartments. The waiting list is 3 years.
Housing Authority Chair Paul Kelley was present, and he spoke to the potential for an additional building at 81 Railroad Avenue that would accommodate 60 more apartments. Rents are capped at 33% of a resident’s income.
Participants asked if the proposed expansion would satisfy Seabrook’s workforce housing requirement. Morgan replied that the two issues are separate. Yes, there is also room for expansion at Rockingham Village, formerly known as Cimarron Apartments.
The zoning ordinance restricts building height to 35 feet in the 2R Zone. The Fire Department has apparatus that can easily reach 50 feet.
Charrette participants strongly supported a proposed expansion as outlined by Mr. Kelley.
Multifamily Housing
Should new multi-family housing be permitted? If so, what should that look like and where should it be permitted? Where should it be prohibited?
NH RSA 674:80 requires municipalities with public sewer and water to permit multi-family housing “by right” on land zoned for commercial use. How should the Town respond to RSA 674:80?
Participants proposed shrinking the commercial zone, e.g. in Smithtown and elsewhere. Liz Durfee suggested that promoting mixed use development along Route 1 might satisfy RSA 674:80.
There was debate on whether the water shortage would impede new multi-family development. Some concluded that the new well would neutralize this issue. It was also noted that NextEra consumes an enormous volume of water. It was suggested that large non-residential users should drill on-site wells. Morgan replied that groundwater volume east of I-95 is not large.
Morgan expressed concern about commercially zoned land along Route 286 and along Route 1A in the vicinity of River Street. New apartment buildings at these locations would likely cater to seasonal visitors and do little to address the shortage of housing for year-round residents.
Zoning Map
Should the zoning map be adjusted? If so, where and why?
Other than the discussion regarding multi-family housing, no adjustment to the zoning map were proposed.
Future Development
What types of land development would you like to see in the future? Where? What types should be prohibited?
The group agreed that data centers would not be desirable due to their excessive demand for water, although such facilities might work on the NextEra property should the owners construct a desalinization plant.
Ketone (and Tianeptine) were cited as a potentially dangerous substance that should not be allowed for sale in Seabrook’s convenience stores.
Other Issues
What has the Town missed? Where is there room for improvement? Other issues?
Ballot language should be written in plain English. If the Planning Board is to succeed in communicating solutions, the voters must understand the proposals.
The Town should consider making land immediately west of Route 1A and north of the Precinct Building into a public park.
Facebook Announcement in Early June
The Seabrook Planning Board is updating the town’s master plan. To help inform the update, we want to hear from Seabrook residents and business owners.
Questions we will address: What types of land development would you like to see in the future. Where? What types should we prohibit? What can we do to make housing more affordable for Seabrook residents? How do we best protect our water supply? What has the Town missed? Where is there room for improvement? What should we be doing to prepare for the future?
This event is sponsored by the Seabrook Planning Board. Please join us on June 20.
Comments Posted to Facebook in Response to the Charrette Invitation
ADD SOME MORE THREE STORY BUILDINGS ON CROSS BEACH ROAD, THEY ARE BEAUTIFUL!!!!!!!!!!
To protect the water supply stop building. We have a complete outdoor water ban yet they approved 18 new houses in our small neighborhood. How does that help?
No data centers and we don’t need another hotel. How about something for the kids/teens.
Please don’t let NON-residents or others slap down giant warehouses or other businesses with HUGE footprint in residential areas. We’ve lost too much natural areas, wetlands & woods!! Whoever is running the show needs to turn on their moral compass when they make decisions in the back room away from the ears of residents.  
I’m sorry that Bill and I won’t be able to attend this meeting because we will be away for the weekend. But here is input:
Stop Building
It makes no sense to continue building houses and apartments when we know we don’t have the water to support that growth.
Expand the water supply.
We obviously need more wells and there is State and Federal Funding and low interest loans (and our tax monies) to pay for new/additional wells.
Businesses should be included in the present water ban.
It is wrong for Walmart, Home Depot, Lowes, etc are allowed to water their flowers and plants daily when residents can’t water there’s.
Why buy plants to take home and besutify your yard when they will just dry out and die??
Perhaps you should stop building. We have enough industry and not enough water. The Brook wants to expand, Chic filet and Chipotle are being built yet the taxpayers can’t water their gardens. Perhaps Salisbury or Hampton Falls would like some traffic.
You’re about 30 years late for a plan.
Water ban is a farse if it doesn’t include everyone including businesses, if we can’t water they can’t water.
NO MORE BUILDING!!! Seriously we have water bands all the time rte is a total shit show the wildlife has NO where to go, and the more you people build the HIGHER our taxes get
No more land development. Increase taxes for businesses.
You could put a toll booth right before that bridge
Stop overdevelopment this is crazy. Make spots for people to go enjoy themselves at the beach and around the beach. We’re not gonna have an inch of space left people already can’t even drive around here. There’s so many people.
Dig another well, apparently this one can’t accommodate all the new businesses someone brought to town.
The waterban does not impact home irrigation systems though
what do u mean. If we have a sprinkler system we can use it? Thats not what I read
yes it does
Actually, I think it might depend on whose water sprinkler is running.
You and I cant use ours, but “connected” people can use theirs.
The People need to stop “politics as usual”.
Show Up. Stand Up. Speak Up.
You could put a toll booth right before that bridge
I like to know what’s going on at the end of lower Collins Street way down by the mosh look like they’re clearing a lot of land
Like to see no more development in town. There ain’t enough woods for a skunk to live. Enough.
Any more apartment buildings. This place is way too populated.
We want water. To water our lawns and our plants and wash the pollen off our cars and entry ways.
Stop building houses, apartment buildings and businesses. Why increase the demand for water when the supply can’t serve the present demand.
Increase the water supply. We obviously need more/new wells.
Trash barrels on 286 by the bridge and on the harbor side. Thank you.
To late you already sold out
Go if you live in Seabrook – you missed efforts to make route one visually pleasant. It’s the ugliest section of route one – I get it tax base, but add some standards , don’t let massive national chains roll over your planning board. Who honestly thinks route one in Seabrook was properly developed? It’s one big eye sore and yes much of route one is like that.
They will hear the people and do exactly the opposite of what the people want, bunch of sellouts
not gonna happen. It’s all about the money and those that are being pushed out or selling out.
yup. I’m on my way out pretty soon. I’m in jail all weekend. Sure the beach will be mobbed. Got my water and bread so I’m good till Monday when I’m allowed to leave the beach.
100% agree
Wave pool